HomeMy WebLinkAboutJOHNSON PROPERTY REZONE - 32-01 - CORRESPONDENCE - MEMO / P & Z BOARDWhat about the lost opportunity for industrial uses as shown on the Structure Plan --
is there an adequate supply of I ground in the City? More specifically, would this be a
particular loss of a unique opportunity for certain modest -scale I uses as opposed to
larger, corporate scale parcels out along the interstate?
These are two good questions about tradeoffs, with no definitive answer. Two readily
available numbers are as follows:
1) The 2000 Buildable Lands Inventory and Capacity Analysis lists 753 buildable acres of
vacant land with I zoning. This does not include any vacant lots in platted, serviced
industrial subdivisions, which would increase the figure (data not readily available).
2) 2) A 2000 market study done for the Johnson/Spring Creek Farms annexation to the
west of the subject property suggests an annual absorption of about 29 acres for
industrial/institutional development.
These numbers would suggest a greater-than-26-year supply, with some caveats: they are
the only readily available numbers relevant to the question, and they should not be
misconstrued as a complete or definitive answer to questions about the supply of I ground.
Staff believes they merely suggest that the loss of 21 acres appears not to be critical.
Some additional points and observations on these questions:
1) Staff discussed these questions with a number of people in real estate, development, and
economic development positions. Insights and opinions vary widely regarding these
questions of supply. However, there was agreement on two main points:
• first, that if there is a desire to definitively answer the questions, then a specific market
study would be needed; and
• second, the caveat that compatibility concerns with close residential development could
outweigh the usefulness of this site as a choice for prospective industrial users.
Advance Planning Staff Conclusions
Upon further discussion following the earlier P&Z hearing, staff believes the supply
questions are outweighed by the possibility of an intrusive or incompatible I use
sandwiched between this particular farm site and the neighborhood. Staff believes the I
zone is acceptable on the farm site itself, because industrial uses are likely to be more
compatible with the adjacent neighborhood, given the inherent limitations on scale and
intensity resulting from historic preservation of the farm plus compatibility standards.
Quantitative and qualitative market analysis of industrial land supply will be included in the
upcoming City Plan update during 2002-2003.
Community Planning and Environmental Services
Advai,_c Planning Department
City of Fort Collins MEMORANDUM
DATE: October 9, 2001
TO: Planning and Zoning Board
FROM: Clark Mapes, City Planner, Advance Planning Department 6pvk-
RE: Industrial Zoning Questions, Johnson Property Rezoning
After considering this site in greater detail, staff agrees with the applicants that it is
preferable not to extend Industrial (I) uses into the 21-acre area south of the farm site as the
Structure Plan shows. I uses sandwiched between the farm site and the future
neighborhood could be intrusive; the area is isolated from adjacent industrial development
to the east by topography and the RR tracks; and it will be separated from I uses across
Timberline by six lanes of traffic.
Following are some key questions staff has considered.
What about weakening the relationship to Industrial uses across Timberline to the
west? If I zoning on the subject property gets reduced as proposed, will the existing I
uses across Timberline be left "stranded" and less viable, surrounded by
neighborhoods with compatibility complaints? In other words, will this loss of I be
part of a domino effect that started with the loss of Employment uses on the other
Johnson Farm property, ultimately driving out I uses across Timberline?
Staff does not believe it is important to have facing I zoning across Timberline. Timberline
will be so wide, with heavy, roaring traffic, that we do not believe such a facing
relationship is important for its own sake. There may be greater neighborhood impacts and
compatibility issues with Timberline itself, than with the I uses on the west side.
Staff does not believe the amount of ground in question -- about 300 feet of Timberline
frontage -- is a significant factor in the future viability of the industrial area across
Timberline.
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